7077 Pleasant Hill Dr · Dunbar, SC 29554

$85,000

3 bd · 2.0 ba · 1,075 sqft · SingleFamily public records · 124 Days on market

Built 1984 0.70 ac lot

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• DSCR +10.0/10.0
• Appreciation +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to this charming all-brick home nestled in the heart of Hemingway, South Carolina — a quiet Lowcountry town known for its small-town charm, friendly community, and relaxed pace of life. Situated on a large, spacious lot, this property offers a ton of potential. Whether you're envisioning a backyard garden, outdoor entertaining space, workshop, or future expansion, there’s plenty of room to bring your ideas to life. The solid all-brick construction not only adds timeless curb appeal but also provides durability and low-maintenance living for years to come. Conveniently located close to great local restaurants, shops, and everyday essentials, you’ll enjoy the comfort

Key facts

• Solid construction
• Large spacious lot
• All brick home

Tags

• ALL BRICK HOME
• LARGE SPACIOUS LOT
• BACKYARD GARDEN POTENTIAL
• OUTDOOR ENTERTAINING SPACE
• SOLID CONSTRUCTION
• LOW MAINTENANCE LIVING

Property features AI

Finance

• HOA & community: Monthly association fee

Exterior

• Parking: 4 parking spaces
• Home design: Single-story residence; Resale property
• Exterior features: Approximately 0.7-acre lot (estimated); Zoned residential

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Unfurnished

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $327 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Georgetown 01 (town): math 26% / reading 38% proficiency, ranked #51 of 80 in SC (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 40 active listings in the ZIP; 323 units permitted in Georgetown County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($588 loan paydown + $7k appreciation (7.8% local appreciation)).
• At projected returns (7.8% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $40k; list at $85k implies a 112% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 96% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.24% ✓
• Cap rate: 10.91%
• Cash-on-cash: 16.50%
• DSCR: 1.73
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.4%
• Equity multiple: 3.29×
• Total profit: $54,466
• Equity at exit: $63,135

10-year hold

• IRR: 29.0%
• Equity multiple: 6.98×
• Total profit: $142,442
• Equity at exit: $123,973

Cash invested: $23,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State South Carolina: 90 Strongly Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

5-day notice; preempted; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 29554

• Home prices YoY: 4.9%
• Active inventory: 40
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,052 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$23 /mo · $271/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $327

Break-even live

Break-even rent $638

Max offer price $85,000

Occupancy floor 64%

Sensitivity live

Price	-10% $375	-5% $351	+0% $327	+5% $303	+10% $279
Rent	-10% $244	-5% $286	+0% $327	+5% $369	+10% $410
Rate	-1.0pp $370	-0.5pp $349	base $327	+0.5pp $305	+1.0pp $283

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $85,000 Active 124 DOM
2. 2026-06-17
   days on market $85,000 Active 123 DOM
3. 2026-06-16
   days on market $85,000 Active 122 DOM
4. 2026-06-15
   days on market $85,000 Active 121 DOM
5. 2026-06-14
   pricedays on market $85,000 Active 119 DOM
6. 2026-06-10
   days on market $89,000 Active 116 DOM
7. 2026-06-09
   days on market $89,000 Active 115 DOM
8. 2026-06-08
   days on market $89,000 Active 114 DOM
9. 2026-06-07
   days on market $89,000 Active 113 DOM
10. 2026-06-03
    days on market $89,000 Active 109 DOM
11. 2026-06-02
    days on market $89,000 Active 108 DOM
12. 2026-06-01
    days on market $89,000 Active 107 DOM
13. 2026-05-31
    days on market $89,000 Active 106 DOM
14. 2026-05-30
    days on market $89,000 Active 105 DOM
15. 2026-02-14
    listed $89,000 Active
16. 2026-02-10
    historical
17. 2026-02-07
    listed $89,000 Active
18. 2000-06-01
    soldstatus $40,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast SC · Resets to sale price

• Current annual tax: $271 · $23/mo
• Projected year-2 tax: $484 · $40/mo
• Expected delta: +$214/yr (+$18/mo · 79.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 96% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,622
• − Mortgage interest: −$4,761
• − Property taxes: −$271
• − Insurance: −$425
• − Repairs & maintenance: −$1,010
• − Management: −$1,010
• − Depreciation: −$2,473
• Taxable income: $2,673
• Est. tax owed @ 24.0%: −$641
• After-tax cash flow: $3,285/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Georgetown 01
• NCES district ID: 4502280
• Math proficiency: 26% ▼ -11.00%
• Reading proficiency: 38% ▼ -5.00%
• Median HH income: $43,045
• Composite: 27.15/100
• National rank: #7030
• State rank: #51 of 80 in SC

Livability — Dunbar

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 9,001

Population outlook (Georgetown County) Hauer SSP2

• Today (2025): 63,275 people
• By 2030: 63,630 · +0.6%
• By 2040: 63,130 · -0.2%
• By 2050: 61,904 · -2.2%
• By 2075: 59,305 · -6.3%
• By 2100: 53,852 · -14.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (51%)
• Race & ethnicity: Black 51% White 45% Hispanic / Latino 4%
• Common ancestry: Serbian 2% Polish 1% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Georgetown

• 2024 margin: R (+19.5) · D 39.6% · R 59.1% · Other 1.2%
• 2008→2024 swing: -14.2pp toward R · 2008: -5.2pp · 2024: -19.5pp
• All cycles: 2024: R+19.5 2020: R+12.7 2016: R+13.0 2012: R+7.6 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.75%
• Current HPI: 167.07
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Price history

+122.5% since first listed

4 events — show timeline

• 2026-02-14 Listed $89,000 CCAR
• 2026-02-10 Listing Removed — CCAR
• 2026-02-07 Listed $89,000 CCAR
• 2000-06-01 Sold (Public Records) $40,000 Public Records

Property tax history

+16.0%/yr

Latest (2025): $271 · +21.4% YoY. Source: county tax records.